Municipal Planning Tribunal

4348

REPORT TO: MUNICIPAL PLANNING TRIBUNAL

ITEM NO MPTNW 55/7/20

WARD 107: SUBDIVION AND APPROVAL IN TERMS OF THE KOEBERG RESTRICTION AREA OVERLAY ZONE IN TERMS OF THE MUNICIPAL PLANNING BY- LAW, 2015: ERF 6145, 63 TRINITY STREET PARKLANDS

Case ID 70457312 Case Officer Keaton Jacobie Case Officer phone number 021 444 0568 District Blaauwberg Ward 107 Ward Councillor Nicky Rheeder Report date 13/03/2020

1. EXECUTIVE SUMMARY

Property description Erf 6145, Parklands Property address 63 Trinity Street, Parklands Application components / 1. Subdivision into two portions: description  Portion 1: 331m²  Portion 2: 291m² 2. City approval for development within the Koeberg Restriction Overlay Zone Site extent 629.96m2 Current zoning Single Residential Conventional Housing Zoning 1 (SR1) Current land use Dwelling house Overlay zone applicable Koeberg Overlay Zone (5-16km) PHRA or SAHRA heritage None Public participation outcome Notice to Ward Councillor, civic organization and to all summary surrounding properties. Objection from Parklands Home Owners Association Recommended decision Approval in part & Approval  Refusal Refusal in part

2. BACKGROUND FACTS

2.1. The subject property falls within Parklands Phase 14C. The development parameters for single residential properties within Parklands are guided by the Parklands Design

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Guidelines (PDG). The main factor determining the housing typology applicable to the various single residential erven within the area, is the plot size and dimensions. 2.2. It should be noted that the applicable design guidelines do not oppose the subdivision of any given erf. The guidelines were drawn up to support the Parklands Township establishment, which was approved in terms of section 42(1) of the Land Use Planning Ordinance, 15 of 1985. 2.3. The subject erf sizes and site dimensions proposed after subdivision would determine the residential style of the newly created erven. 2.4. There are no restrictive title conditions preventing the proposed application. 2.5. There is an existing approved building plan for a main and second dwelling built semi- detached (refer annexure D).

3. SUMMARY OF APPLICANT’S MOTIVATION

3.1. The applicant’s motivation of the proposed development (see Annexure D) may be summarised as follows:

- The property is located within the established Parklands residential area; - The property is fully developed and accompanied by approved building plans; - No further changes to structure are proposed; - The surrounding properties are all developed with structures of a similar size; - Trinity Street easily joins other major transport routes in Parklands; - As a new developed area the existing infrastructure have adequate capacity to support the proposed development; - The subdivision of this property into two, independent, residential, free standing erven, is both realistic and recommended; - The subdivision will create a boundary through the building as a party wall servitude, as on the approved building plans; - This application fully complies with the Parklands Design Guidelines (PDG) and the Municipal Planning By-Law Section 99 (1 & 2); - The proposed promotes densification and adds housing variety in the area; - The dwelling structure aesthetically comes across as one main dwelling and conforms to the “Village Style” Residential development type (average erf extent of ±325m²) in terms of PDG; - Trinity Street was designed for the current traffic volumes, which includes the improvements on this erf, therefore access onto the street poses no problematic visibility issues, as there is nothing to obscure oncoming traffic; - The densification in the areas is already ascertained and implemented according to the Zoning Regulations which together with the Parklands Home Owners Association Guidelines, allow for subdivision into this sought “Village Style” Residential Development. The road infrastructure is modern and accommodates the required evacuation, to the satisfaction of the Koeberg Nuclear Emergency Plan;

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4. PUBLIC PARTICIPATION Applicable Dates / Comments Notice in the media (s81) 13/08/2019 (closing date 26 Notice to a person (s82)  September 2019)  13/08/2019 (closing date 26

Notice to Community organization (s83) September 2019) 13/08/2019 (closing date 26 Notice to Ward Councillor (s83)  September 2019) Notice of no objection (s84)

Advertising Notice to Provincial Government (s86) 13/08/2019 (closing date 14 Notice to an Organ of State (s87)  October 2019) Public meeting On-site display Two (2) objections received. Objections  1. PHOA 2. Transport Department Objection petition Support / No objection

Outcome Comments No comment submitted within Ward Councillor response x allotted timeframe

Summary of objections / comments/ support received

4.1. Objections / comments received in respect of the application (see Annexure F) may be summarised as follows:

 Objection received from Parklands Home Owners Association (HOA)

- Reducing this standard single residential erf into smaller erven will have a negative impact on the surrounding standard single residential properties.

 Comment from ward councillor

- No comment received

4.2. Departmental comments received with respect to the application (see annexure F)

4.2.1 Summary of comments (of significance) from internal departments (see Annexure G)

- Transport Planning Department: Objection - The CWCs do not meet the minimum spacing required in the Development Management Scheme (DMS). - The subdivision plan CWC does not coincide with the building plan.

- Environmental Management: No objection - Water and Sanitation: Supported with conditions - Solid Waste Management: Supported with conditions - GIS Department: Supported with conditions - Roads Infrastructure & Management: Supported with conditions

4.2.2 External Department comments received with respect to the application: - Eskom: No objection, requirement (annexure G)

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Summary of applicant’s response to public participation

4.3 The applicant’s response to objections received may be summarised as follows:

 Transport Directorate: - The proposed condition should be relaxed as it would be awkward to enter the proposed portion two through a combined driveway for two separate erven. - One entrance would also minimize off-street parking for portion two. - The kerbs in the area are all lowered.

 Parklands HOA: - The building plans have been approved and the units have been completed. The subdivision is only allowing individual ownership and will thus have no further impact or change issues that are raised by the Parklands HOA.

5 BACKGROUND TO PROPOSAL

Background

5.1 None in addition to paragraph 2.1 of this report.

Description of the area / surrounding land uses

5.2 The specific portion of Parklands surrounding the subject property is mainly residential in nature. A General Business (GB1) zoned properties is situated further North on Tryall Road and Trinity Street (erf 6075).

The bulk of the properties surrounding the proposal are developed with dwelling houses being used for residential purposes.

Property description

5.3 The property is currently developed with an existing main and second dwelling semi- detached units. The subject property is situated along Trinity Street.

The subject property is easily accessible to the surrounding area as Trinity Street links Oakland Hills with Tryall Road. Tryall Road intersects with the R27 (West Coast Road), M14 (Otto du Plessis Drive) and M120.

The subject property is located outside of the demarcated Public Transport (PT) Zones.

Proposed development

5.4 The application is made for: 5.4.1 subdivision into two portions measuring 331m² (Portion 1) and 291m² (Portion 2) in extent, as per annexure C. 5.4.2 City approval to permit development in the Koeberg Density Overlay Zone (5- 16km).

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6 PROPOSAL ASSESSMENT

Criteria for deciding application

6.1 Consideration of criteria in terms of Section 99(1)

6.1.1 Compliance with the requirements of the MPBL

- All the required applications have been made; - The application complies with the basic requirements of the MPBL; - All the processes and procedures have been correctly undertaken; - The public participation was correctly undertaken; - The application is referred to the Municipal Planning Tribunal (MPT)for a decision due to the objections received; - No application for an administrative penalty is triggered.

6.1.2 Compliance or consistence with the municipal spatial development framework.

The application complies with the Municipal Spatial Development Framework (MSDF) as the subject property falls within an area that is identified as the incremental growth and consolidation areas.

6.1.3 Consideration in terms of Section 99(3) of the desirability of the following criteria:

a. socio-economic impact - Positive socio-economic impact as the proposed will bring along additional employment opportunities during the subdivision registration process and the implementation of the service department conditions, such as the installation of separate water and electricity metres etc.

b. compatibility with surrounding uses - The proposal is considered to be compatible with the surrounding land uses as discussed in 6.2.4 b of the report.

c. impact on the external engineering services - There is no negative impact on external engineering services. The proposal was circulated to the various services departments. All departments have commented in support of the proposal subject to conditions and development contributions being paid.

d. impact on safety, health and wellbeing of the surrounding community - The proposed use will not have a detrimental impact on the safety, health and wellbeing of the surrounding community as discussed in 6.2.4 d of the report.

e. impact on heritage - None

f. impact on the biophysical environment - None

g. traffic impacts, parking, access and other transport related considerations; and - The proposed subdivision would not have a negative impact on traffic. The objection from Transport department, argues towards the CWC not meeting the minimum spacing required as intended by the DMS.

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However, this requirement only comes into effect upon assessing a singular erf in terms of section 140 (b) of the DMS, where “no two carriage way crossings are closer than 12m to each other”. Nowhere in the DMS does it make reference for two single CWC’s of neighbouring properties, not be located next to one another, as is the case with the subdivision. - The reference to the approved building plan not coinciding with the proposed subdivision is noted. However, the building plan was approved for a second dwelling, as it was proposed on one single erf, approved and assessed as such.

h. Conditions that can mitigate an adverse impact of the proposed land use. - No adverse impacts are expected. The use remains residential. Conditions have been imposed to mitigate the proposed subdivision (refer annexure A).

6.1.4 Would approval of the application have the effect of granting the property the development rules of the next subzone within a zone? No.

I am satisfied that the decision making criteria in Section 99(1) have been complied with.

I am satisfied that the considerations in Section 99(3) have been assessed and that the proposed land use is desirable.

6.2 Consideration of criteria in terms of Section 99(2)

6.2.1 Any applicable spatial development framework

- The Cape Town Spatial Development Framework (CTSDF) property falls within an area that is identified as the Incremental Growth and Consolidation Areas.

- As a result of the scale of the CTSDF it is not site specific therefore the Blaauwberg District Plan will be the principle spatial planning document used in the evaluation of the application. Nevertheless, the following is pointed out in respect of the CTSDF:

o Incremental Growth and Consolidation Areas are areas where the City is committed to servicing existing communities and where new development will be subject to infrastructure capacity.

Section 4.1 addresses the key principle of the Incremental Growth and Consolidation Areas, which is aimed at servicing existing communities. With the desired outcomes being to create and address:

- Current social infrastructure backlogs, operational deficiencies. - Diversification of mono-use residential patterns. - Incremental intensification (density and diversity) - Maintenance of existing infrastructure and development according to infrastructure capacity and associated capex / lifecycle costs.

The proposal therefore complies with the broader vision and goals of the MSDF inasmuch as it will allow for improved urban efficiency (through densification) and accommodating a range of lifestyles by providing a choice of housing types and tenure options. The proposed increase in densification will lead to better access to opportunities, the provision of a quality urban environment and a more compact urban form that will enhance resources efficiency.

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- The Blaauwberg District Plan BDP (2012) categorizes the area for ‘urban development’, which is the prevailing nature of the area.

The BDP envisages “Urban Development” and includes incremental densification over time where appropriate. This should be guided by available infrastructure capacity, neighbourhood density and character, proximity to job opportunities and social facilities, and access to public transport.

6.2.2 Applicable policy or strategy approved by the City to guide decision making

a) Densification Policy dated February 2012 The Densification Policy advocates more efficient utilization of land that will ultimately contribute to more compact urban environments. Among its key principles to achieve its goals of densification are:

- Reducing the consumption of valuable resources such as agricultural land, areas of mineral potential etc. - Providing a mix of residential densities which ensures diversification and choice of housing types and tenure options.

The Densification policy, subdivision of land and redevelopment at higher densities, as well as higher density infill on vacant and under-utilized land throughout the built area of the city are seen as mechanisms in order to achieve the goal of densification.

b) 2017 – 2022 Integrated Development Plan (IDP) The proposal supports the City’s vision of an inclusive city by contributing toward building communities which is informed by densification which seeks to bring people close to economic and social activities. Thereby striving toward the objective of dense and transit-orientated growth and development.

c) Economic Growth Strategy, 2013 (EGS) The proposal will have a positive economic impact in that it would generate income and will create job opportunities for individuals on-site during the registration of the subdivision and the implementation of the conditions of approval.

d) Social Development Strategy, 2013 (SDS) The intent of the SDS is to promote and maximise social development. It encourages the overall improvement and enhancement in the quality of life of all people. The proposal ensures the maximisation of residential opportunity on-site as well as providing employment. The proposal is considered to be in line with the aims of the social development strategy.

6.2.3 Relevant criteria contemplated in the Development Management Scheme (DMS)

The proposal is not in conflict with the criteria contemplated in the DMS related to SRI zoned properties. The SR1 zoning provides for predominantly single-family dwelling houses and additional use rights in low to medium-density residential neighbourhoods, whether these incorporate small or large erven.

Furthermore, as explained earlier in this report, the single residential erven in Parklands are controlled by the Parklands Design Guideline (PDG). The proposed erven are capable of being developed in terms of the applicable design guidelines (Village Style Residence) according to the PDG. Two separate residential units will thus be created that is still considered contextually appropriate.

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The typical dimensions of a Village Style erf are 13m x 25m with a typical erf size of approximately 325m2 and less. The Village Style erf can be developed with free standing or semi-detached residential units. The proposed dimension and erf sizes of the proposed subdivided erven will be generally in accordance with the Village Style housing units and in accordance with the Parklands Single Residential Design Guidelines.

6.2.4 Consideration in terms of Section 99(3) of the extent of desirability of the following criteria:

a. socio -economic impact - The proposal will have a positive socio-economic impact by providing employment opportunities.

b. compatibility with surrounding uses - The intended use of the property is residential and is compatible with the surrounding uses which are residential in nature. The proposal to create an additional single residential erf is thus considered to be compatible with the surrounding uses.

- The proposal is to subdivide the subject property into two portions measuring 331m2 (Portion 1) and 291m2 (Portion 2), respectively. A variety of erf sizes exist in the immediate area of the subject property, averaging between 160m² and 1000m². The proposed erf sizes are clearly compatible and reasonable within the context of the area. This proposal is thus considered compatible with the surrounding built form.

- No change will be effected on the ground except the potential for a party wall and common boundary wall between the two portions. The character will thus remain unchanged in view of the structure already being built.

c. impact on the external engineering services - No negative impact on external engineering services are foreseen as a result of the use remaining SR1 in nature.

d. impact on safety, health and wellbeing of the surrounding community - As to the nature of the application, the continued residential use of the properties does not negatively impact on the health, safety and wellbeing of the surrounding community. It is noted that none of the adjacent properties owners objected to this proposal.

e. impact on heritage - None

f. impact on the biophysical environment - None

g. traffic impacts, parking, access and other transport related considerations - No issue with access to and from the site is expected as explained in 6.1.3g of this report. - Sufficient on-site parking, in line with the DMS requirements, are provided.

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h. conditions that can mitigate an adverse impact of the proposed land use - No change in land use is proposed, proposed to remain as SR1 and hence no adverse impacts are expected. Standard conditions are proposed as per annexure A.

6.2.5 impact on existing rights (other than the right to be protected against trade competition)

The potential impact on existing infrastructure is considered insignificant, as all services departments have offered support for the proposed application.

The impact on the existing rights are negligible, if any. The objector’s main concern was that by reducing the standard single residential plot into smaller plots such will have a negative impact on the surrounding Standard Single Residential properties. The abovementioned reason is in contrast with City policies such as the Densification Policy that motivates for appropriate densification as well as a variety of erf and dwelling sizes that should be promoted within any one area. It should also be noted that a variety of erf sizes are already visible within the immediate area of the subject property. This further establishes that the proposed erf sizes after subdivision will be in line with the surrounding erven and the greater Parklands suburb.

Should the subdivision of erf 6145 be approved, it will be a Village Style residence, a category catered for in the Parklands Single Residential Design Guidelines. The subdivision of this standard Parklands single residential plot into two smaller plots will not have a negative impact on the surrounding standard single residential properties. Smaller erven in the immediate vicinity of the subject property already exists. This proposal is there for supported by this department.

I am satisfied that the decision making criteria in Section 99(2) have been complied with.

7 REASONS FOR DECISION

7.1 Reasons for the recommended decision for approval relating to the application for the subdivision and City approval for development in an overlay zone may be summarised as follows:

7.1.1 The proposal complies with sections 99(1) and 99(3) of the MPBL as elaborated on in section 6 of this report.

7.1.2 The proposed increase in density is considered appropriate in the context and contributes positively to a more compact urban environment and is therefore in line with the City’s Densification Policy.

7.1.3 The nature and scale of the proposed development is considered compatible with the character of the surrounding area given its residential nature.

7.1.4 The disaster management infrastructure necessary to ensure effective implementation of the approved traffic evacuation model is considered adequate.

7.1.5 Adequate services capacity exists in the area to support the marginal increase in density.

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8 RECOMMENDATION

In view of the above, it is recommended that:

8.1 The subdivision of erf 6145, Parklands into two portions be approved in terms of section 98(b)(iii) of the Municipal Planning By-Law, 2015, subject to the conditions contained in Annexure A.

8.2 City approval to permit development within the Koeberg Restriction Area Overlay Zoning on erf 6145, Parklands, be granted in terms of section 98 (b) of the Municipal Planning By-Law, 2015, subject to the conditions contained in Annexure A.

ANNEXURES

Annexure A Application details and conditions imposed Annexure B Locality plan Annexure C Subdivision plan Annexure D Approved Building plan Annexure E Applicant’s motivation Annexure F Objections/comments/support received Annexure G Internal departmental comments of significance Annexure H Applicant’s response to objections /comments/support received

______

Section Head District Manager

Name: Elmari Marais Linah Dube

Tel no: 021 444 0562 021 444 0561

Date: 23.03.2020 Date: 23.03.2020

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ANNEXURE A

In this annexure: “City” means the City of Cape Town “The owner” means the registered owner of the property “The property” means ERF 6145, 63 TRINITY STREET, PARKLANDS “Bylaw” and “Development Management Scheme” has the meaning assigned thereto by the City of Cape Town Municipal Planning Bylaw, 2015 (as amended) “Item” refers to the relevant section in the Development Management Scheme (DMS) “Dir: DM” means Director: Development Management or his/her delegatee.

CASE ID: 70457312

1. APPLICATIONS GRANTED IN TERMS OF SECTION 98 (b) OF THE BY-LAW

1.1. Subdivision into Portion 1 (±331m2) and Portion 2 (±291m²);

1.2. City approval to permit a development application in the Koeberg Restriction Area Overlay Zone as per item 158(3) of the DMS.

2. CONDITIONS OF APPROVAL IMPOSED IN TERMS OF SECTION 100 OF THE BY- LAW

DEVELOPMENT MANAGEMENT

2.1. The subdivision shall be in accordance with drawing number VP PARK003/vp, dated 10 April/July 2019, reference SG N/S M3189, attached as per annexure C.

ROADS AND INFRASTRUCTURE MANAGEMENT 2.2. In terms of Section 8.1 of the Development Charges (DC) Policy for engineering Services for the City of Cape Town (approved policy C41/05/14-29 May 2014) development charges apply to this application.

2.3. A previous application was made for a 2nd dwelling for which the DC will be discounted from the current application. The total amount payable for the proposed subdivision into two portions in accordance with the DC calculation is R14 510.60. It must be noted that the amount due will be escalated annually on 1 July with the Construction Price Adjustable Formula using the industry indices of StatsSA.

2.4. DC’s to be paid prior to transfer clearance being granted;

2.5. That the subdivided portions shall be provided with individual services connection for which Engineers Drawings shall be submitted and installed before the issuing of transfer clearance.

2.6. The subdivided portions shall be serviced through the existing private combined sewer over which a servitude shall be registered, prior to transfer clearance, in favour of the adjacent portion being Portion 1;

2.7. The access to the subdivided portions shall be limited to the access positions indicated on the subdivision diagram (Annexure C);

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2.8. Stormwater run-off from the individual portion shall be piped to the road edge and shall not cross the cadastral boundary of the individual portions.

WATER AND SANITATION

2.9. All subdivided erven to have separate water and sewer connections;

2.10. Detailed Civil Engineering services plans be submitted to the Engineer for approval, showing the proposed new sewer and water connections and all services comply with the "Minimum Standards of Civil Engineering Services in Townships (as amended) document".

2.11. Before commencement of construction, all way leave applications should be in place and approved.

2.12. All new service connections to be constructed and inspected by Council on completion before transfer clearance will be approved.

2.13. All internal services are private and will not be taken over by The City of Cape Town.

SOLID WASTE MANAGEMENT 2.14. Should the owner/s make alterations or additions to the Residential Property or Subdivide the Property into 2 or more portions for Residential Purposes and require additional refuse containers / bins, the owner/s must liaise with the corporate call centre for Solid Waste Management enquiries on 086 010 3089 to make the necessary arrangements. The owner/tenants are required to place the refuse bin/s on their nearest access road – the kerbside (sidewalk) of a public street on the scheduled day of refuse collection.

GEOGRAPHICAL INFORMATION SYSTEMS

2.15. Portion 1 is allocated a physical street address of 63A Trinity Street.

2.16. Portion 2 is allocated a physical street address of: 63 Trinity Street.

2.17. That the approved and signed SG diagram for the subdivision be sent to GIS in order to update the cadastre prior to transfer clearance.

GENERAL: - The standard conditions as per annexure 1 to be noted.

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ANNEXURE 1

GENERAL ADMINISTRATIVE REQUIREMENTS / STANDARD SUBDIVISION REQUIREMENTS

IMPORTANT INFORMATION AND STANDARD ADMINISTRATIVE REQUIREMENTS IN RESPECT OF SUBDIVISION APPROVAL, ESSENTIAL TO EFFECT REGISTRATION AND / OR TRANSFER OF SUBDIVIDED PORTIONS

In addition to the conditions of approval listed in Annexure A, the following further processes and standard administrative requirements are to be noted and complied with in full timeously and where applicable.

Further processes in the case of subdivision (or consolidation) approval

1. Generally, the further processes following subdivision / consolidation approval involve the following sequence of events:

 Actual site surveying and preparation of a survey diagram or General Plan by the owner I applicant's appointed land surveyor  Submission to and approval by the Surveyor General (SG) of the diagram or General Plan  Once services infrastructure has been installed and all conditions of subdivision have been complied with, upon application, transfer clearance certification issued by City in terms of Section 137(3) of the City of Cape Town Municipal Planning By-law, 2015 (MPBL)  Once Section 137(3) transfer clearance is issued, upon application, rates clearance certification issued by the Chief Financial Officer in terms of Section 118 of the Municipal Systems Act, No 32 of 2000  Supported by the above clearances, conveyancer application to the Registrar of Deeds for separate registration and/or transfer of newly subdivided portions  Upon individual registration, building plan approval, followed by construction, subsequent building completion certification by the City and eventual occupation

2. Kindly note, the subdivision approval in the accompanying decision letter will lapse unless separate registration of at least one land unit is effected in the Deed's office within 5 years of the date of the City's final notification letter of this approval (which letter will follow in due course), unless extension of the validity thereof has been granted in terms of Section 107 of the MPBL prior to such lapsing.

3. After final notification of this subdivision / consolidation approval, the SG will require preparation of a diagram or General Plan (illustrating any servitudes where applicable) of the newly created land unit(s) for its approval. Such diagram or General Plan is to be prepared by a land surveyor appointed by the owner / applicant. The owner / applicant or their surveyor is required to liaise directly with the SG in this regard. Upon approval thereof, the SG will indicate by means of an endorsement the date and reference number of this subdivision/consolidation approval on the back of the diagram(s) of the newly created erven or on the front of the General Plan, whichever are applicable.

4. Once the diagram(s) or a General Plan has been approved by the SG an electronic copy thereof must be e-mailed to the GIS technician for the district Planning office where the approval was issued at the relevant address reflected below as well as the Cadastral unit at [email protected]. Proof of such e-mail transmission must accompany any transfer clearance application or building plan submission to the Development Management Department, whichever may occur first.

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District e-mail address Table Bay [email protected] Blaauwberg [email protected] Northern [email protected] Tygerberg [email protected] Helderberg [email protected] Mitchell’s Plain / Khayelitsha [email protected] Cape Flats [email protected] Southern [email protected]

5. Once the diagram(s) or a General Plan has been approved by the SG and all the conditions of subdivision have been met by the developer, application may be made by the owner (or his appointed conveyancing attorney) to the Director: Development Management at your nearest district Planning office for transfer clearance certification in terms of Section 137 of the (MPBL). Such application must be accompanied by the following:

 Completed and signed application form  Information sheet (partially completed)  Draft Power of Attorney (where necessary)  SG approved General Plan I diagram(s) (original)  Copy of original approval letter (including conditions of approval and approved plan of subdivision)  Application fee / payment receipt  Proof of e-mail transmission of electronic copy of General Plan I diagram to the district GIS technician  Any other supporting evidence necessary to substantiate condition compliance

Where servitudes are to be created as part of the subdivision / consolidation or there is a requirement for an owners' association to be established, of which new owners are required to be members, a copy of the draft power of attorney to pass registration / transfer must be submitted to the Director: Development Management as part of the above application.

6. Required to effect registration and/or transfer, a rates clearance certificate in terms of Section 118 of the Municipal Systems Act, No. 32 of 2000 may only be applied for to the Chief Financial Officer once the Director: Development Management has certified that all conditions of subdivision have been complied with to its satisfaction, as per the foregoing paragraphs. Such applications for rates clearance certificates must therefore be accompanied by the above subdivision clearance (condition compliance) certificate in terms of Section 137 of the (MPBL).

7. The Registrar of Deeds will not permit registration of individual portion(s) or servitude area(s) and/or transfer of such new land unit(s) unless the Chief Financial Officer has issued the above rates clearance certificate in terms of Section 118 of the Municipal Systems Act, No 32 of 2000 in respect of such land unit(s).

Geographic Information System (GIS) Data Standards

8. The General Plan / Diagram of the approved subdivision / consolidation in PDF format must include the following information:

 property boundaries  co-ordinates  parent erf number(s)  newly allocated erf number(s)  extent of all erven  approved street name(s), including whether public or private

9. The following is to be noted in respect of all public roads and places resulting from the subdivision:

 All newly created public roads (including road splays where relevant) and places to vest in the City in terms of Section 58(1) of the MPBL must be clearly defined, be provided with separate

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portion / erf numbers (and not indicated as remainders) and be indicated as such on the SG approved diagram or General Plan.  All such public roads and places are to be registered as individual portions and transferred to the City upon transfer of the first unit / erf in the subdivision or phase concerned, the cost of surveying, registration and transfer of which shall be borne by the applicant.

10. The above electronic data must be delivered (preferably by e-mail to the address supplied above) to the GIS technician for the district Planning office where the subdivision / consolidation approval was issued in standard PDF format.

Building plan applications

11. Kindly note, building plan applications will not be accepted by the Development Management Department (Building Control office) if the above electronic data has not been submitted to the SG office and such office approved the new or amended diagrams. The City's cadastre layer is only updated after the SG office approved the diagram and provided if to the City.

12. Except where construction of buildings on unregistered land units for good reason are specifically provided for in the conditions of approval, it is to be noted that building plan applications will not be approved before:

 a Site Development Plan (SDP) if required, was approved,  all applicable conditions of approval have been complied with in full prior to subdivision clearance,  an electronic copy of the approved diagram or General Plan has been submitted to the GIS Technician for the relevant district Planning office and  the transfer attorney I owner has submitted proof that the subdivision concerned has been confirmed (in that the first erf / unit in the subdivision has been registered and/or transferred) and the relevant subject premises has been registered in the Deed's office.

13. Notwithstanding the above and upon proper motivation, application may be made in terms of Section 55(4)(b) of the MPBL to the Director : Development Management for the commencement of construction on unregistered subdivided portions prior to confirmation of a subdivision or registration of individual portions (e.g. development of show units), if the conditions of approval made specific allowance for this (but subject to submission of an approved SG diagram or General Plan in the case of show units).

General standard requirements 14. Your attention is drawn to Section 59 of the MPBL, which provides for a general servitude over property in respect of services arising from a subdivision and which requires that the person who at any time is the owner of any land unit resulting from such subdivision, without compensation

 allow any service relating to the approval of the subdivision to be conveyed across or installed on the land unit in the manner and position that the City or organs of state from time to time reasonably requires. The services include gas mains, electricity infrastructure, telephone cables, television cables, internet cables, other electronic infrastructure, main and other water pipes, sewers, stormwater pipes, ditches and channels, and surface installations such as mini substations, meter kiosks and service pillars; and  allow access to the works and infrastructure contemplated above on the land unit at any reasonable time including for the purpose of constructing, altering, repairing, maintaining, removing or inspecting the works; and  receive such material or permit such excavation on the land unit as may be required to allow use of the full width of an abutting street and provide a safe and proper slope to its bank necessitated by differences between the level of the street as finally constructed and the level of the land unit unless the owner elects to build retaining walls to the satisfaction of and within a period determined by the City.

15. Where the City of Cape Town is not the electricity service provider, it remains the duty of the developer / owner to timeously liaise directly with the relevant service provider for connection to the power grid.

Erf 6145 Parklands, MPT Report – March 2020 Page 15 of 16 4363

16. Should it be required, provision and installation of telecommunication services to individual units is to be arranged timeously by the developer / owner with a relevant service provider at his/her own expense.

Erf 6145 Parklands, MPT Report – March 2020 Page 16 of 16 PLANNING AND BUILDING DEVELOPMENT4364 MANAGEMENT LOCALITY MAP ANNEXURE : B1

Overview Erf: District:

Allotment: Suburb:

Ward: Sub Council:

Notices Served  Support Received

Petition  Objections 1:9 600 Signatory Received

Generated by:

Date: Tuesday, 19 May 2020

File Reference: PLANNING AND BUILDING DEVELOPMENT4365 MANAGEMENT LOCALITY MAP ANNEXURE : B2

Overview Erf: District:

Allotment: Suburb:

Ward: Sub Council:

Notices Served  Support Received

Petition  Objections 1:2 400 Signatory Received

Generated by:

Date: Tuesday, 19 May 2020

File Reference: 4366

ZONING MAP Planning and Building Development Management ANNEXURE : B3

Zoning Legend Erf: Allotment:

Single Residential 1 : Conventional Housing SR1

District: Suburb: General Residential 2 GR2

Transport 2 : Public Road and Public Parking TR2 Ward: Sub Council: Limited Use Zone LU

Agricultural AG Disclaimer: The City of Cape Town makes no warranties as to the correctness of the Mixed Use 3 MU3 information supplied. Persons relying on this information do so entirely at their own risk. The City of Cape Town will not be liable for any claims whatsoever, whether for damages or otherwise, which may arise as a result of inaccuracies in the information supplied. 1:600

Generated by:

Date: Tuesday, 19 May 2020

File Reference: 4367 PLAN OF PROPOSED SUBDIVISION OF ERF 6145 PARKLANDS

SITUATE IN THE CITY OF CAPE TOWN, ADMINISTRATIVE DISTRICT OF THE CAPE

ERF 6144 B S 5 T , 1 R

5 I 9 #63A wm S N 0,0 I 3 C T

A 7

S , y T i o n 1 2 rivewa t d R ERF 6133 P o r 8 9

E , 331 Sq m E 4

T 3 T N

,35 1 30 3

9 wm ,

0 9 o n 2 riveway , P o r t i d 6 291 Sq m #63B ERF 6132 0 D 30,24 E SCALE 1:500

ERF 6146

LEGEND

S SEWER MANHOLE ELECTRIC LIGHT POLE ELECTRICITY CONNECTION CATCHPIT wm WATER METER

Notes: 1. The figure A B C D E represents Erf 6145 Parklands, situate in the City of Cape Town, Administrative District of the Cape, Province of the Western Cape, as represented on General Plan SG No. 285/2012 2. OWNER : PINKIE ANGEL KHOLONG 3. Title Deed No. T 64846/2015 4. All measurements are in metres 5. All distances are approximate and are subject to final survey 6. represents a party wall CAPE GEOMATICS Professional Land Surveyors Precise Engineering Surveyors High Density Laser Scanning Specialists P.O. Box 334, Parow, 7499 Tel: 0833 257 257 Fax: 0866 206 546 e-mail: [email protected] Date: 10 April 2019/ July 2019

REFER Roll: SG N/S M3189 PAGE 1 OF 1 TO V.PAPANICOLAOU PLS0891D SURVEYOR CASE NO 70457312 Professional Land Surveyor PROP REF CHECKED VP F ile Ref: PARK003/vp FILE REC MEMO 4368 110Ø Soil Vent Pipe 110Ø Soil Vent Pipe NOTES: wc whb b sh whb shbwc Double roman cement tiles in All work to be carried out in strict accordance with local authority regulations and bye-laws. charcoal colour @ 17,5° pitch Contractor must check all levels and dimensions on site before the commencement of any work. Any such oversight resulting in errors in levels or dimensions will be the responsibility of the contractor. IBR roof sheeting @ 1 TOC 7 Written dimensions should be used in preferrence to scaling the drawings. All work to be carried out 3° pitch . 5 0 in strict accordance with the drawings. Any discrepancies or incorrect information detected on the ° 230 re1 drawing should be reported to the Architect prior to construction. Should any portion of the drawing NGL to municipal IBR roof sheeting be unclear or contain insufficient information for construction it should be reported to the Architect 150Ø uPVC soilpipe connection 300 @ 3° pitch immediately. Drainage connection point and levels to be verified by the plumbing contractor before ie2 MH commencement of any work. ie3 Backyard Backyard 17.50° COVER 17.50° 10 000 10 000 9 925 Plastered & painted Boundary Line

Boundary Line Roof Construction (house): INVERT 9 550 9 380 8 925 1,8m high Double roman profile cement tiles in charcoal colour at 17.5° pitch on underlay on 38x38mm battens pc walling at 320mm centers with headlap, on trusses at 760mm centers, on 114x38mm timber wallplate. All DEPTH 450 620 1 000 17.50° 17.50° roofing to be designed by roofing specialist and to be tied down with galvanized hoop-iron strapping

GARAGE 2700 GARAGE

2400 2400 at 300mm deep into the brickwork. Aluminium gutters and downpipes to discharge to storm water DIST. 5 900 15 000 pipes and taken to on-site soakaways as shown on plan. 300mm Overhang. All roofing to be 1 2600 W2 D2 2 1800 waterproofed by specialist. FALL 1:33 Screed W1 Screed 10150 10150 10000 10000 10000 DRAINAGE SECTION 1 NGL Roof construction (garage): IBR long span single length roof sheeting in grey colour at 3° pitch on 228x50mm rafters at Specified floor finish on 25mm screed on NGL 600mm centers with head wall side wall and side lap flashing. All waterproofing to be 100mm conc. slab on DPM on 50mm managed by a specialist.

City of Cape Town Stamp 17.50° clean sand blinding on well compacted 110Ø Soil Vent Pipe 110Ø Soil Vent Pipe earthfill - foundation depth to be determined on site Walls: wc whb b sh wc whb b sh dw s sdw wm 700x230mm Concrete 700x230mm Concrete Foundations External and internal SABS approved cement block - 400x200x180 solid walls. External walls to 17.50° Foundations have stepped dpc's at floor level and around all openings. Weepholes @ 1200mm c/c to all stepped 17.50° 0 1m 2m 3m 4m 5m dpc's. Prestressed concrete lintols over all openings in brickwork where no rc beams are specified with minimum of 4 courses of brickwork over. TOC 230

g 17.50° Chimney: NGL re4 re7 ALL FLASHING, COUNTER Scale 1:100 to municipal SECTION A-A FLASHING AND Chimneys to be min. 1000mm above roof pitch and flashed with acrylic flashing and counter connection flashing. ie5 150Ø uPVC soilpipe MH WATERPROOFING TO BE ie6 1 : 100 ie8 ie9 DONE BY SPECIALIST Ceilings: COVER 10 000 10 000 10 000 10 000 9 925 17.50° 6.5mm Skimmed rhinoboard ceiling on 38x38mm brandering at 450mm centers fixed to underside

17.50° Double roman cement tiles in of rafters (to man. specs.) INVERT 9 550 9 453 9 203 9 013 8 925 charcoal colour @ 17,5° pitch

. Floor Construction: DEPTH 450 574 797 987 1 000 5 Skimmed rhinoboard ceiling 0

° 17.50° SA Pine skirting on specified floor covering on 25mm screed on 100mm concrete slab on SABS DIST. 5 900 15 000 11 400 5 300 approved 275 micron DPM on 50mm clean sand blinding on well compacted earth fill. 3.00° 300 FALL 1:60 3.00° Close Cavities: Boundary Line All cavities to be closed min. 3 courses below wall plates. Hoop-iron for fixing roof to go through DRAINAGE SECTION 2 closure and to locate 7 to 10 courses below wall plate level alternatively.

1,8m high Windows and Doors: pc walling LIVING / All standard windows and doors in aluminium ex. wispeco catalogue or equal. All standard internal KITCHEN SCULLERY doors in timber (to be patterned 40mm hollow core) lighting and ventilation to comply with local 1500 4095 8040 4065 1330 TERRACE DINING Plastered Plastered & painted authority requirements. DPC to be wrapped around all window and door openings. 2800 Tiles Tiles W9 Tiles Tiles & painted

200 3695 200 3905 200 3935 200 3665 200 2330 Precast Lintols: 1800 10230 900 10150 10150 To be laid to manufacturer's specification to all openings >900mm. All openings >3000mm to have 10000 10000 1150 1800 1890 2400 1720 2400 1890 1800 1150 NGL NGL min. 4 courses brickwork with brickforce to each course. windows & openings

Glazing: 1,8m high pc Driveway Specified floor finish on 25mm screed on 100mm conc. slab B All glazing to comply with part n of SABS o400. All glazed areas exceeding 1m² or less than walling [19 030] ERF 6132 ERF 6133 on DPM on 50mm clean sand blinding on well compacted 700x230mm Concrete earthfill - foundation depth to be determined on site 500mm above FFL to be safety glazed. Foundations 700x230mm Concrete Foundations General Notes: Stone chip floor Garden Garden Stone chip floor ERF 6145 1,8m high pc 600X600mm PC Walling 1. Water meter and connection pipe to be min. 19mm i.d.

6 1,8m high walling 2. All plumbing pipes to be concealed. 1 PARKLANDS FFL 10.000 FFL 10.000 ROOF PLAN Concrete Foundation 2 pc walling 1,5m Building Line 3. External steps max. risers 180mm, min. treads 250mm. dp dp 4. Expansion joints to be provided to boundary walling at max. 5000mm centers. sump sump 1 : 200 5. Light switches to be 1200mm above f.f.l unless otherwise shown. swp Step swp

Step 800 200

200 6. Wall sockets to be 400mm above f.f.l unless otherwise shown.

0 7. WM and DW waste to be min. 600mm above FFL

200 1,

2 1,8m high pc SECTION B-B D3 walling D4 5m 8. Supply and waste to w/m and DW to be in 90mm deep recess. Stopcock to be above counter. 9. All structural work to be referred to engineer.

B 1 : 100 W8 0

9 10. All design work to be in accordance with 'developers' and homeowners association design 1030

8 W9 l ALL FLASHING, di

1 guideline and approved colour chart. BEDROOM 2m high BEDROOM ng COUNTER FLASHING 11. Weepholes to be min. 150mm above NGL block wall L 3310 0 12. No foundation or any portion of the building to extend over the site boundary. i AND WATERPROOFING

2 n

1 tv t e 13. All timber built into brickwork to be wrapped in DPC. 0 3 1 4 TO BE DONE BY 0 v

3 2 14. Provide 1000mm high aluminium balustrades with max. 100mm openings to all balconies &

Carpet Carpet 5 SPECIALIST Double roman cement tiles in

0 2 staircases.

0 swp

9 1 charcoal colour @ 17,5° pitch

0 15. 40mm 1/2 hr fire rated door to be provided between the garage and the dwelling. 7

. 900 200 1 5 16. Doors & sidelights to be glazed with safety glazing. fall fall 0 120mm Plaster band around 1500 200 1965 ° 17. All flashing and waterproofing to be done by specialist.

0 front elevation doors & windows

0 300mm OVERHANG 18. Plumber to provide min. class 1 copper water pipes to building.

2 200

0 3630 300 2 19. Rhioboard ceilings fixed to 38x38mm brandering to u/s of concrete slab to be provided to all 1.8m bic TERRACE TERRACE 2 ceilings.

0 Boundary Line Boundary Line

0 Tiles Tiles

FFL 10.150 1 FFL 10.150 EN-SUITE 2 EN-SUITE 3100 0 re1 re4

2 1 2 D8 D9

9 W7 Tiles 0 Tiles

0 W10 3.1m bic 3.1m 2 svp D5 D6 ie2 svp ie5 1.8m bic 1.8m

1 W2

9 D2

2 200

0 W1

0 2 tap Party wall: To be tap built up to u/s of 10.000 1965 200 1530 roof (Truss not to NGL pass through swp

2 0 wall)

0 BEDROOM 6 ELECTRICAL LEGEND

5 BEDROOM W11 5 W6 3260

6 tv tv

1 2 3 5 Light switch-dimmer 3 D SOUTH ELEVATION Carpet LIVING / LIVING / 900 200 Carpet Drainage Section 1 Section Drainage Light switch-two way 2 DINING 7000 DINING 1 : 100

200 900 Tiles Tiles 2 Light switch

6 0 2.8m bic

0 200

2 FFL 10.230 FFL 10.230 0 Ceiling mounted light

[ 2.8m bic 3 0 swp Drainage Section 2 Section Drainage Watertight wall mounted light 0

9 Stone chip floor chip Stone 1

0 BATHROOM BATHROOM 7

23580 . ] 2660 Chandelier 5

0 200x200mm 0 svp svp 9

6 Stone chip floor °

6 1 Concrete column

0 2

2 Double roman cement tiles in

ie3 2 stiffner (by eng.) ie6 Recessed downlighter

Tiles 0 Tiles charcoal colour @ 17,5° pitch W12 E

W5 0

200660 300

6 R Pendant Boundary Line Boundary Line

0 ERF 6146 ERF

F linen linen 200

2 0 Flourescent light fitting

0 1 0 tel

2 6

1 0 2 2.8m bic tel 2.8m bic 1 Distribution board DB Plastered & painted Plastered & painted 4 YARD

1,2m 6 Brickpaving 200 1965 Watertight power point [30 [30 240] 1,2m 3320

BEDROOM 1 0 Single power point

0 2 2 BEDROOM

0 KITCHEN 0

2 0 3 W4 1800mm W3 D4 D6 D5 D3 1 2 high wall Tiles 6 1m (h) Double power point 1,2m Carpet KITCHEN Dry Yard

Tiles Carpet sump dp & dp sump Brickpaving Double power point 1 10.000

dw 8 7 230mm firewall NGL PROCEDURES & VARIATIONS TO PLANS FOR CONSTRUCTION swp FFL 10.000 0 2 f f dp

1 1,2m Stove point

900mm 200 1030 200

0 high wall

7 Solar Hot water cylinder HWC REV: DATE: DETAILS:

DB 0 0 D10 SCULLERY SCULLERY wm

9 ½hr self closing td swp Solar Panel 2.1 17/03/2017 Garage on the right re-postioned Brickpaving Tiles D1 D2 td Tiles NORTH ELEVATION fire door 9

230mm firewall 0 tv FFL 10.000 dw TV point wm fall 1 : 100 DB ½hr self closing 230mm firewall fire door Telephone point tel 1,8m high block walling block high 1,8m Pier 390x590mm with 10.150 230mm firewall NOTE

3 svp W1 W2 - External garden lighting to be 0 g Tiles

1,8m high block 6

0 0 designed & fitted by specialist.

3 1

6 walling with

0 7

3 - For kitchen cupboard layout, plug &

. 390x590mm Pier 5

5300 0

2 Double roman cement tiles in ° 5 GARAGE light positions refer to specialist.

swp No roof over 0 charcoal colour @ 17,5° pitch

2 300 1 0 Screed GARAGE A A AREAS: UNIT 1UNIT 2 DRAWN: Tiaan Moggee FFL 10.150 2 Boundary Line

0 Screed sump sump 9 dp dp SITE AREA: 621m²

3 swp 2440x2150mm tip up swp GROUND FLOOR 124m² 119m² door with pcl over FFL 10.150 swp GARAGE 21m² 36m²

0 2 4880x2150mm tip up door with pcl over D7 COV. PATIO 1m² 0m² D8 200 SIGNATURE(S):

0 Plastered & painted Plastered & painted TOTAL 146m² 155m²

4 D9

2 4,5m Building Line (garage) W3 W12 W11 W10 swp TOTAL AREAS 301m²

10.000

0 1,5m Building Line Building 1,5m 9 NGL

5 3m Building Line (house)

3 PROJECT windows & openings & windows

8 4 Driveway windows & openings & windows Brickpaving

0 EAST ELEVATION 1 PROPOSED NEW HOUSE FOR

4 Provide heavy FFL 10.000

2 r=600 duty MH cover r=600 1,8m high 1 : 100 block walling re7 ie9 ie8 MRS PA KHOLONG ON

3 ERF 6145 - PARKLANDS [5 150] [16 880] NOTE: SABS APPROVED 1 MID-D swp AY "STUMBEL BLOC" USED 7 SU . N CWC 5 FOR ALL WALLING Double roman cement tiles in 0 ° P N R charcoal colour @ 17,5° pitch E W 5500 V I A N 300 I T W L E I IN N R G D Boundary Line S Estimated line of curb TRINITY STREET To municipal SUN B connection SET W S E UN RISE 895 480 2440 1137 900 1548 600 285 900 615 4880 1520 windows & openings S S T R W U M O I N M N G 200 695 200 3000 200 2416 200 1089 200 10902645 200 200 2655 200 810 200 D E S S R

1500 895 3400 4995 5900 1010 4312 W7 W6 W5 W4 D10 DATE OF SCALE : REVISION : 16200 COMPLETION : 10.000 As NGL 04/03/09 2.1 indicated GROUND FLOOR PLAN WEST ELEVATION SHEET : MODIFIED DATE : DRAWING No : 1 : 100 1 : 100 1 of 2 21/03/2017 16 - 84 4369

COUNCIL DETAILS Boundry Line

190 Boundry Line 5000 500 Carriageway Roadway 75mm Paver on 20mm sand on 100mm sub-base

8 3% fall from top of kerb 0

0 1

Existing tar 2 FGL NGL FALL 450x450x600mm 700x230mm Conc. Conc. Foundation not Foundation not to to project over project over boundry boundry Plan of rollover kerb CWC - CK5 Elevation of rollover kerb CWC - CK5 Section Through Block Wall Section Through PC Wall Scale 1:100 Scale 1:100 Kerb Section Detail Scale 1:100 Scale 1:100 Scale 1:50 City of Cape Town Stamp

1800 1800 2400 2400

900 900 875 925 875 925 1175 1225 1175 1225 900 2440 4880 900

WINDOW HEAD

2100mm fixed glazing 2120 fixed fixed fixed fixed glazing glazing glazing glazing

FFL Hot Water Calculation: D1 D2 D3 D4 D5 D6 D7 D8 D9 D10 ENTRY ENTRY BEDROOM 1 BEDROOM 4 LIVING LIVING GARAGE GARAGE GARAGE GARAGE ALUMINIUM ALUMINIUM ALUMINIUM ALUMINIUM ALUMINIUM ALUMINIUM ALUMINIUM ALUMINIUM ALUMINIUM ALUMINIUM CLEAR GLASS CLEAR GLASS CLEAR GLASS CLEAR GLASS CLEAR GLASS CLEAR GLASS NORTH FACADE SOUTH FACADE SOUTH FACADE WEST FACADE SOUTH FACADE SOUTH FACADE NORTH FACADE NORTH FACADE NORTH FACADE NORTH FACADE

INTERNAL DOOR NOTE: - 4 All internal doors to be - 115 L - 460 degC. DOOR SCHEDULE hollow core (patterned) • People • Usage per person (L) - 20 degC. • Daily Consumption (degC.) - 55 degC. 1 : 50 • Water Input Temperature (degC.) - 35 degC. • Water Output Temperature (degC.) - 4.182 - 67 330.00 KJ NOTE: • Temperature Difference (degC.) • Specific Heat 1L Water (KJ/KG.K) - 18.7 KWH All bathroom windows to be • Daily Energy Usage (KJ) - 6826.53 KWH PROCEDURES & VARIATIONS TO PLANS FOR CONSTRUCTION 900 600 1200 1200 900 1200 frosted glass. • KWH Per Day • Annual Usage (KWH)

[3 413 KWH (50%) - to be provided with solar/heat pump as per SANS XA/201]REV: DATE: DETAILS:

4 450

0 750 750 750 2.1 17/03/2017 Garage on the right re-postioned NOTE: Proposed Instillation: 900 900 Safety glass in bathrooms

WINDOW 4 450

fixed 5 fixed

0 0 0 to be fitted by specialist. HEAD 0

0 0 0

glazing 5 5 glazing 5

0 fixed 1 1 1

2100mm 8

1 glazing fixed 750 fixed 750 fixed 750 • 200L Solar Geyser with 2KW Backup Electric element. Collector to be 2.5m2 glazing glazing glazing • Solar useful energy rating (KWH/m2) per day = 4.19 NOTE: • Annual solar energy available for a 2.5m2 Solar collector (KWH) = 3823.375 Brickwork openings sizes • Solar Energy 3823 KWH > 3413 KWH (50% of required consumption) • Outstanding energy to be provided by 2KW electric geyser 1200 1200 to be checked by window

0 0 0 specialist before • Kwiksol solar panel efficiency

0 0 0

6 6 6

0 manufacturing special • Solar collector area 0 = 4.19 KWH/M2 3 doors and windows. • Water inlet temperature *GROUND FLOOR* FENESTRATION: (Solar heat gain / conductance)• Water storage temperature= 2.5m2 SOLAR HEAT GAIN = 20degC. TOTAL OPENING VALUE (SQ/M) CONDUCTANCE AREAS: UNIT 1UNIT 2 DRAWN: Tiaan Moggee FFL W1 W2 W3 W4 W5 W6 TARGET: (per floor) = 55deg.C SCULLERY HALL BEDROOM 6 BEDROOM 2 BATHROOM 1 BEDROOM 3 - GROUND FLOOR 124m² 119m² SITE AREA: 621m² ALUMINIUM ALUMINIUM ALUMINIUM ALUMINIUM ALUMINIUM FLOOR AREA ALUMINIUM GARAGE 21m² 36m² CLEAR GLASS CLEAR GLASS CLEAR GLASS CLEAR GLASS CLEAR GLASS CLEAR GLASS SOLAR HEAT GAIN SOUTH FACADE SOUTH FACADE EAST FACADE WEST FACADE WEST FACADE WEST FACADE - COV. PATIO 1m² 0m² CONDUCTANCE SIGNATURE(S): 146m² 155m² ACTUAL: (ground floor)TOTAL OPENING VALUE (SQ/M) TOTAL AREA 301m² FLOOR AREA 322 29.9 PROJECT Resultant materials: 900 600 600 600 1200 900 PROPOSED NEW HOUSE FOR Total230m² fenestration DOES NOT28.71m² exceeds (12.48%) maximum deemed toDeem satisfy to value satisfy of 15% ofDeem nett floor to satisfy area, but remains within the SANS

450 450 450 10400 standard requirements for XA.

WINDOW 600 600 Please note that the Actual values must be lower than the Target values. MRS PA KHOLONG ON HEAD 750

0 0 0

9 9 9 - Single Clear glass (5.8W/m² and SHGC=0,8 as per "Glass Warehouse" specifications)

2100mm 450 450 450 fixed fixed fixed ERF 6145 - PARKLANDS

glazing glazing 5 glazing

0 0 1 120mm Plaster band around

0 0

8 8 south elevation doors &

1 1 fixed 750 1200 1200 windows fixed fixed TARGET glazing ACTUAL VALUE: glazing glazing VALUE:

0 0 0

2 2 2 173m² - New Building

1 1 1 EXTRAS: 0 SANS 10400/XA CALCULATIONS (ZONE4)

0 0 R factor=3.35

0 0

FFL 3 3 NETT FLOOR AREA (EXCL. STORE, GARAGES) 3.7 W7 W8 W9 W10 W11 W12 ROOF INSULATION EN-SUITE 1 BEDROOM 1 BEDROOM 4 EN-SUITE 2 BEDROOM 5 ALUMINIUM ALUMINIUM ALUMINIUM ALUMINIUM ALUMINIUM -less 0.35(Roofing and plasterboard) -less 135mm Cellulose fibre Loose-fill CLEAR GLASS CLEAR GLASS CLEAR GLASS EAST FACADE CLEAR GLASS insulation to ceiling space WEST FACADE EAST FACADE WEST FACADE EAST FACADE =(deemed to satisfy) -Neoprene insulation to be used DATE OF SCALE : REVISION : HOT WATER AND PIPE INSULATION: -Fit water saving nozzles to all showers COMPLETION : BATHROOM 2 -50% hot water generation by alternate source (heat pumps/solar geyser) As ALUMINIUM -Insulated hot water piping to conform to SANS 204 01/25/17 2.1 indicated CLEAR GLASS -LED Energy saving lights to be used WINDOW SCHEDULE EAST FACADE LIGHTING: -Lighting to be max 5w per sq/m as per SANS 204 SHEET : MODIFIED DATE : DRAWING No : 1 : 50 2 of 2 21/03/2017 16 - 84 4370 MOTIVATION IN TERMS OF SECTION 52 OF CAPE TOWN MUNICIPAL BY LAW

SUBDIVISION OF ERF 6145 PARKLANDS

1. BACKGROUND

Parklands is an existing township, established and approved in terms of the City of Cape Town Municipal Planning By-Law 2015. Erf 6145 Parklands is situated on No. 63 Trinity Street, Parklands. The property is fully developed. The approved building plans are attached in this application. The structure has only recently been completed and no further changes will be made. No other applications to council have been submitted, with regards to this erf.

2. PHYSICAL CHARACTERISTICS

Erf 6145 Parklands has a fully developed, single-storey, brick and mortar, semi-detached, double- dwelling on the property, and surrounding grounds for a conservatively sized garden. The surrounding properties are all developed with structures of similar size. The land is relatively flat and the vegetation is low and young. This part of Parklands is very newly developed and the vegetation is not at all well-established. As in many parts of Cape Town, manicured gardens are a thing of the past with many gardens, side-walks and public areas looking very sad.

Trinity Street easily joins one of the major transport spines in Parklands: Sandown Road, and other major transport routes beyond that. Since the entire neighbourhood is fully developed, all the roads and services are completed, thus the danger of flooding is minimal. The area being new, the infrastructure is modern enough to cater for this eventuality.

Ecologically, this area has no flora or fauna that would need consideration or protection. The subdivision of this property into two, independent, residential, free-hold erven, is both realistic and recommended. There is always a high demand for smaller, more manageable properties in any neighbourhood.

3. DEVELOPMENT PROPOSAL

The proposed development simply extends the flexibility of title from single title and tenant, to separate title with autonomy. The buildings will not be altered in any way further; the subdivision will create a boundary through the building as a party wall servitude, as on the approved building plans, attached. Each portion has its own driveway and enough surrounding grounds for a manageable, small garden.

This application fully complies with the Parklands Home Owners Association Design Guidelines and in terms of Section 99(1) of the Municipal Planning By-Law, as well as the Municipal Spatial Development Framework, it complies with all aspects of an existing residential township where densification, land use and services are already decided and adhered to. The zoning is SR1 and will stay SR1 after the subdivision. One land parcel will become two as has been done at No. 6 to No. 24 Holborn Crescent, around the corner.

In terms of Section 99(2) of the Municipal Planning By-Law, this application fully complies with the Cape Town Municipal Spatial Development Framework, as Parklands is an existing township, catering for the desired densification in the area.

4. DESIRABILITY

In terms of Section 99(3) of the Municipal Planning By-Law:

a) Socio-economic impact: This development creates an extra two dwellings in this economically well sought-after neighbourhood. It has filled a gap of vacant land and helps to complete the neighbourhood.

b) Compatibility with surrounding areas: The surrounding properties are all large, single dwelling units. These two smaller units of 320m² and 302m², add a variety to this neighbourhood, without down-grading it aesthetically. The structure could be construed as being one, large home, thus blending in with the fashion of the suburb. They will represent the “Village Style” Residential development type (average erf extent of ±325m²) and the design fits the applicable guidelines as promulgated under section 4.2 of the Design Guidelines Document of the Parklands Home Owners Association.

4371 c) Impact on external engineering services: This new neighbourhood has a modern infrastructure, designed to cope with what has been and is being built. The creation of one extra unit means the extension of the services slightly to accommodate the extra dwelling.

d) Impact on safety, health and the well-being of the surrounding community: There is no negative impact and no danger created by this subdivision.

e) Impact on heritage: The properties do not fall within a heritage overlay zone.

f) Impact on bio-physical environment: There is no impact on the bio-physical environment. This is too small-scale a project to have an impact. The development of the entire west coast is perhaps an issue that would have an impact worth thinking about. The proximity of the Koeberg Nuclear Power Plant has its statistical gamble, but too large a debate for this forum.

g) Traffic impacts, parking, access and transport: Trinity Street was designed for the current traffic volumes, which includes the improvements on this erf. Both portions have independent access onto Trinity Street; two dropped kerbs, two driveways, two sets of street parking. Access onto the street poses no problematic visibility issues, as there is nothing to obscure oncoming traffic.

The proposed subdivision complies with both the By-Law’s and the Parklands Home Owners Association Design Guidelines intention and scope of reasonable incremental densification.

5. APPLICATION IN TERMS OF SECTION 41(i)

This property falls within the Koeberg Restriction Overlay Zone, and more specifically Section 158 (1)(b) “Urgent Protective Action Zone (UPZ)”, within 16km radius of the Koeberg Nuclear Power Station.

The densification in the areas is already ascertained and implemented according to the Zoning Regulations which together with the Parklands Home Owners Association Guidelines, allow for subdivision into this sought “Village Style” Residential Development. The road infrastructure is modern and accommodates the required evacuation, to the satisfaction of the Koeberg Nuclear Emergency Plan.

In the unforeseen and unlikely event of nuclear emergency, Parklands is positioned in a lower restricted area, where both the winter prevailing North-Wester and the summer prevailing South- Easter, will carry toxic elements away from Parklands.

6. TITLE DEED CONDITIONS

The title deed of Erf 6243 Parklands does not prohibit it from being sub-divided. See attached conveyancer’s certificate, confirming that there are no title restrictions.

7. CONCLUSION AND REQUEST

The dwellings function autonomously. Separate title is what is sought.

It is hereby requested that consolidation in terms of Section 52 of the Cape Town Municipal By-Law 2015 be granted, and any other applicable legislation.

July 2019

……………………………………. V. PAPANICOLAOU (PLS 891D) Our ref: PARK003 4372

PARKLANDSHOME OWNERS ASSOCIATION P.O.BOX60538 TABLE VIEW 7441 TEL: 5566768 / FAX: 5562589 Emailaddress: [email protected]

2019-08-26

TheCity Manager Planningand Building Development Management POBox35 MILNERTON 7435 Attention:Jodi Fullard DearSir/Madam

Re:PROPOSED SUBDIVISION AND CITY APPROVAL: ERF 6145, 63 TRtNtTySTREET. PARKLANDS

Yourletter dated 13 August 2019 application number 70457312 regarding the above mentionedaoolication refers.

Thisapplication was discussedwith the trusteesof the ParklandsHome owners Association (PHOA)at theirmeeting held on 20 August2019.

Thetrustees do notsupport this application and are of theopinion that there are enough smallerplot options in Parklandsfor developers wanting to buildsmaller units. lt isthe opinion of thePHOA that by reducingthis Standard Single Residential plot into smaller plots it willhave a negativeimpact on thesurrounding Standard Single Residential properties.

ParklandsHome Owners Association 4373 4374 4375 4376 SPATIAL PLANNING AND ENVIRONMENT

MEMORANDUM

T: 021 400 1458 E: [email protected]

To : Development Management

From : Business Systems (Development Management) GIS

Subject : Branch comments with regards to Land Use Application 70457312

Date : 12-08-2019

To Whom it may concern:

SUBDIVISION OF ERF 6145 PARKLANDS

GIS has no objection to this application based on the following conditions:

1. That Portion 1 as per the subdivision proposal plan be allocated a physical street address of: 63A Trinity Street. 2. That Portion 2 as per the subdivision proposal plan be allocated a physical street address of: 63 Trinity Street. 3. That the approved and signed SG diagram for the subdivision be sent to GIS in order to update the cadastre.

Kind Regards

Nina van Staden GIS Technician: Business Systems Spatial Planning and Environment

3rd Floor, Transport Management Centre, Hugo Street, Goodwood Tel: +27 21 444 1458| Email: [email protected]

CCT website | Report a fault | Enquiry | 0800 65 64 63 (free call 24/7)

4377 SOLID WASTE MANAGEMENT: COLLECTIONS DEPARTMENT: RESEARCH AND DEVELOPMENT

Chantel Erlank Administrative Officer 1

T: +27 21 400 5576 F: +27 86 576 2197 E: [email protected]

Application Number/Case Number: 70457312 Reference Number: Date: 15 August 2019 Subject: PLANNING AND BUILDING DEVELOPMENT MANAGEMENT Attention: Janine Vermaak

Application for Subdivision for Erf 6145, Parklands is Supported by the Director: Solid Waste Management (DSWM) Subject Following Conditions Listed Below:

Please ensure that refuse bins are placed outside on the scheduled day of refuse removal to the nearest access Road for a Kerbside (Sidewalk) Refuse Removal Service.

Please Refer to Paragraph (1) listed below referring to Subdivision to enable refuse removal services.

1) Should the owner/s make alterations or additions to the Residential Property or Subdivide the Property into 2 or more portions for Residential Purposes and require Additional Refuse Containers / Bins, the owner/s must liaise with the Corporate Call Centre for Solid Waste Management Enquiries on 086 010 3089 to make the necessary arrangements. The owner/tenants are required to Place the Refuse bin/s on their nearest access Road – the Kerbside (Sidewalk) of a Public Street on the Scheduled Day of Refuse Collection.

SUBDIVISION CONDITION COMPLIANCE ITO SECTION 137:

Solid Waste Conditions must be clearly stated with the Attached “Annexure A” forms to avoid delays with the clearances given by Solid Waste Management.

Yours Faithfully,

Chantel Erlank For: The Director: Solid Waste Management

CIVIC CENTRE IZIKO LEENKONZO ZOLUNTU BURGERSENTRUM 12 HERTZOG BOULEVARD CAPE TOWN 8001 PO BOX 298 CAPE TOWN 8000 www.capetown.gov.za

Making progress possible. Together. 4378 4379

TRANSPORT DIRECTORATE TRANSPORT PLANNING

Nazier Samodien SPO: TIA & DC

T: +27 21 444 8892 MEMORANDUM E: [email protected]

DATE 2019-09-03 TO J Fullard

CASE NO 70457312: PROPOSED SUBDIVISION AND CITY APPROVAL: ERF 6145, 63 TRINITY STREET, PARKLANDS

Application  Subdivision into two portions;  City approval/consent required in terms of the Koeberg Density Overlay zone to permit additional use rights.

Comment:

 This branch does not condone the proposed cwc’s on the subdivision plan  The cwc’s do not meet the minimum spacing as intended with the DMS  The subdivision plan cwc’s do not coincide with the building plan.

Recommendations:

Hence, this branch does not support the proposal.

Yours sincerely

Nazier Samodien

CIVIC CENTRE IZIKO LOLUNTU BURGERSENTRUM 12 HERTZOG BOULEVARD 8001 P O BOX 298 CAPE TOWN 8000 www.capetown.gov.za Making progress possible. Together. 4380

Valentia Papanicolacou Date: 2019/09/02 [email protected] Enquiries: [email protected]

WAYLEAVE APPLICATION: Subdivision into 2 portions Consent for Koeberg Density Overlay zone : 63 Trinity Street : Parklands YOUR REF: 70457312

ESKOM REF: 01773-19 THIS IS NOT AN APPROVAL TO START CONSTRUCTION

I hereby inform you that Eskom has no objection to the proposed work indicated on your drawing in principle. This approval is valid for 12 months only, after which reapplication must be made if the work has not been completed.

1. Eskom services are affected by your proposed works and the following must be noted:.

a) Eskom has no objection to the proposed work and include a drawing indicating Eskom 11kV/LV underground services in close proximity. b) Please note that underground services indicated are only approximate and the onus is on the applicant to verify its location. c) There may be LV overhead services / connections not indicated on this drawing. d) The successful contractor must apply for the necessary agreement forms and additional cable information not indicated on included drawing, in order to start construction.

Application for Working Permit must be made to:

Customer Network Centre: Carbon Andre Roman / Denver Wentzel 082 530 6543 / 074 839 3523 [email protected] / [email protected]

Include Eskom Wayleave as-built drawings and all documentation, when applying for Working Permit.

Should it be necessary to move, relocate or support any existing services for possible future needs, it will be at the developer’s cost. Application for relocating services must be made to Sabelo Potela on 084 745 8990 / [email protected].

Distribution Division - Western Region [Land Development] Western Region Eskom Road Brackenfell 7560 PO Box 222 Brackenfell 7561 SA Tel +27 86 003 7566 www.eskom.co.za Eskom Holdings SOC Limited Reg No 2002/015527/30 4381

2. Underground Services

The following conditions to be adhered to at all times: a) Works will be carried out as indicated on plans. b) No mechanical plant to be used within 3.0m of Eskom underground cables. c) All services to be verified on site. d) Cross trenches to be dug by hand to locate all underground services before construction work commences. e) If Eskom underground services cannot be located or is grossly misplaced from where the wayleave plan indicates, then all work is to be stopped and Graham Hector from the Land Development Office to be contacted on 021 980 3551 / [email protected], to arrange the capturing of such services. f) In cases where proposed services run parallel with existing underground power cables the greatest separation as possible should be maintained with a minimum of 1000mm. g) Where proposed services cross underground power cables the separation should be a minimum of 300mm with protection between services and power cables. (Preferably a concrete slab) h) No manholes; catch- pits or any structure to be built on top of existing underground services. i) Only walk-behind (2 ton Bomac type) compactors to be used when compacting on top of and 1 metre either side of underground cables. j) If underground services cannot be located then the Customer Network Centre (CNC) should be consulted before commencement of any work.

3. O.H. Line Services: a) No work or no machinery nearer than the following distances from the conductors:

Voltage Not closer than: 11kV 3.0 m 66kV 3.2 m 132kV 3.8 m

4. NOTE

Wayleaves, Indemnity form (working permit) and all as-built drawings issued by Eskom to be kept on site at all times during construction period.

Yours faithfully

LAND DEVELOPMENT (BRACKENFELL) 4382 4383

DEPARTMENT: WATER AND SANITATION

Herewith our approval with reference to water and sanitation: to the following conditions.

CONDITIONS

1. All subdivided erven to have separate water and sewer connections. 2. Detailed Civil Engineering services plans be submitted to the Engineer for approval, showing the proposed new sewer and water connections and all services comply with the "Minimum Standards of Civil Engineering Services in Townships (as amended) document". 3. Before commencement of construction, all way leave applications should be in place and approved. 4. All new service connections to be constructed and inspected by Council on completion before section 137 for transfer will be approved. 5. That the developer be responsible for the payment of the development contributions for bulk civil engineering services, if any, as determined annually by Council and contained in the attached signed Acknowledgement of Debt. 6. All internal services are private and will not be taken over by The City of Cape Town.

Contact Person:

Mark Brodovcky 021 444 6135

E-MAIL: [email protected] 4384 4385 Professional Land Surveyors Precise Engineering Surveyors Town & Regional Planners Sectional Title Consultants High Density Laser Scanning Specialists

P O Box 334, Parow, 7499 ● Telephone: 021 531 2351● 0833 257 257 ● Fax: 0866 206 546 ● [email protected]

TO: CITY OF CAPE TOWN 5 November 2019 ATTENTION: K JACOBIE Assistant Professional Officer [email protected] CASE NO: 70457312 BLUM014

Dear Sir /Madam

PROPOSED APPLICATION: CAPE TOWN MUNICIPAL PLANNING BY LAW: SECTION 42(D) – SUBDIVISION OF ERF 6145 PARKLANDS @ 63 TRINITY STREET, PARKLANDS

With reference to your correspondence dated 16 October 2019 in connection with the above application, I thank you for the responses from the various applicable departments. I hereby provide my response, to only two of the departments; those which have an objection to this application.

Transport directorate: signed by Nazier Samsodien We acknowledge that the carriageway crossing (cwc) as shown on the proposed application subdivision plan is not the same as on the building plans. We appeal to this department to relax this condition as it is cumbersome to enter the southern property (Portion 2) via a driveway that straddles the boundary between the two units. One entrance would also minimize off-street parking for Portion 2. The kerbs in the area are all lowered.

Parklands Home Owners’ Association: signed by Eric Basson The building plans have been approved and the units are complete. Subdividing is only allowing autonomy in responsibility and ownership and will thus have no further impact or change issues that are raised by the Association: 1. “Enough smaller plot options” 2. “Negative impact on the surrounding Standard Single Residential Properties” We thus appeal to Council to set aside this objection.

Yours sincerely

______V Papanicolaou PLS0891D Professional Land Surveyor Ref:PAR003/vp